Home Surrey, BC Royal Heights Cypress Ridge 26 11860 River Road

26 11860 River Rd, Surrey BC V3V 2V7 – Townhouse for Sale – MLS® R3164612

26 11860 River Road, Surrey, British Columbia V3V 2V7

Surrey Townhouses for Sale

61 days on the market

$849,000

Est. monthly cost $4,250/mo

Updated with MLS® - Nov 11, 2026 at 12:10am

Cypress Ridge

4 Beds

4 Baths

2389 sqft

355 $ /sqft

483 $ Maint. fee

2004 built

Photos

STRANG TEAM presents a rarely available 4 bed, 4 bath corner townhouse with almost 2,400 sq. ft. of space, because sometimes the best family feature is simply not hearing everyone at once. The primary bedroom is on the main, upstairs offers bedrooms plus office space, and downstairs adds a rec room, bedroom, full bath and separate entry. Head to the top floor for mountain views and a look toward the Pattullo Bridge, your reward for climbing the stairs. Parking for 3 cars means fewer driveway negotiations and less “whose keys are these?” Cypress Ridge keeps shopping, recreation and essentials close by, while the flexible layout gives everyone room to work, relax and take five. Big rooms, useful spaces, and fewer reasons to argue over the remote. Watch the tour on our YouTube channel.

Building 28 fields Inside & out 12 fields Lot & land 7 fields

Building Details

Price	$849,000
Total Bedrooms	4
Total Bathrooms	4
Full Bathrooms	3
Half Bathrooms	1
Floor Area Total (sqft)	2389
Year Built	2004
Age Of Building	22
Building Type	Townhouse
Unit Style	Corner unit
Property Type	Residential
Stories	2
Building Amenities	Clubhouse, Caretaker, Maintenance Grounds, Management, Recreation Facilities, Snow Removal, Water
Building Name	Cypress Ridge
Ownership Type	Freehold Strata
Maintenance Fee	$483
Community Features	Shopping Nearby
Amenities Nearby	Clubhouse, Caretaker, Maintenance Grounds, Management, Recreation Facilities, Snow Removal, Water
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Open, Front Access, Garage Door Opener
Total Parking Spaces	3
Strata Restrictions	Pets Allowed w/Rest.,Rentals Allwd w/Restrctns
Pet Restrictions	Yes With Restrictions
Rental Restrictions	100
Rental Suites	None
Units In Development	51

Interior Features

Basement Finished Area (sqft)	871
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Forced Air, Natural Gas
# of Kitchens	1
Flooring	Laminate, Tile, Carpet
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Playground, Balcony
View Description	Mountains, Bridge
Roof	Asphalt, Fibreglass
Structures	Residential Attached

Lot & Land

MLS^® #	R3164612
Area	North Surrey
Neighbourhood	Royal Heights
City	Surrey
Postal Code	V3V 2V7
Gross Taxes	$4,147.3
Zoning	MR15

Property Timeline

Status	Date	Price
R3164612 / Active	09-11-2026	$849,000

Rooms

Floor	Type	Dimensions
Main Level	Primary Bedroom	20'5 x 20'5 ft
Main Level	Kitchen	4'9 x 4'9 ft
Main Level	Dining Room	9' x 9' ft
Main Level	Living Room	12'9 x 12'9 ft
Main Level	Foyer	7'1 x 7'1 ft
Main Level	Walk-In Closet	7' x 7' ft
Above Level	Bedroom	15' x 15' ft
Above Level	Bedroom	22'8 x 22'8 ft
Above Level	Flex Room	8'7 x 8'7 ft
Basement Level	Bedroom	20'3 x 20'3 ft
Basement Level	Recreation Room	38'6 x 38'6 ft
Basement Level	Laundry	7' x 7' ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#3
Main Level	No	#2
Above Level	Yes	#4
Basement	No	#4

Listed by: Oakwyn Realty Encore

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

About the building: Cypress Ridge

11860 River Road, Royal Heights, Surrey

Cypress Ridge building details

Building

Built: 2005
Homes: 51 in 3 storeys
Construction: Frame - Wood
Title: Freehold Strata
Strata plan: LMS4529
Managed by: Davin Management Ltd.
Parking: Garage: Double
Lockers: Limited
Strata fee covers: Snow removalRecreation FacilityManagementGardeningGarbage Pickup

Bylaws on record

Pets: Restricted; Cats and dogs OK, max 2
Rentals: Allowed

Market at Cypress Ridge

For sale: 2
Median ask: $849K
Median $/sqft: $340
Days on market: 45
Sold, past year: 4

This home

$355/sqft, 4.4% above the building median of $340.

Homes for sale at Cypress Ridge, Surrey Recent sold listings in Cypress Ridge, Surrey

From MLS® and public strata records. Verify against the current Form B and registered bylaws.

Map, sell speed & climate

SkyTrain 2.16 km · L A Matheson Secondary School 5/10 · 1.38 km · crime average · sell-speed score 49/100 (moderate pace) · flood lower risk · wildfire low

Map & area Sell speed Climate risk

Map & Neighbourhood

Nearby Restaurants, Cafes & Shops

Restaurants (4 nearby)

Quesada · 604 m · Fast Food
Quiznos · 609 m · Fast Food
Burger king · 615 m · Fast Food

Groceries (2 nearby)

Maple pizza, grace market · 340 m · Convenience
Surabhi store · 536 m · Convenience

Cafes (2 nearby)

Starbucks · 677 m · Cafe
Tim hortons · 866 m · Cafe

Shopping (1 nearby)

Shell · 984 m · Car Wash

Transit (1 nearby)

Bus stop southbound scott rd @ 96 ave · 982 m · Transit

Public Schools

Secondary
L A Matheson Secondary School: Average 1.38 km 5/10
Elementary
Royal Heights Elementary School: Below Average 0.83 km 3.5/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary
Immaculate Conception School: Above Average 2.37 km 7.8/10
Secondary
Purpose Independent Secondary School: Average 2.17 km 4/10

Closest Transit

Bus Stop
Eastbound Grace Rd @ 117 St: 0.3 km
Skytrain
Skytrain @ New Westminster Stn: 2.16 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Average

Demographics

Post-Secondary Education: Below Average 16.2%
No Certificate/Degree: Above Average 24%
Owner Occupied: Average 73.3%
Employment Rate: Above Average 72.7%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

49 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $862,278

Flood Risk

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 2.16 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ROYAL HEIGHTS compares

This property

61 DOM

Listed

26 11860 River Road has a sell-speed score of 49/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 1.5% below comparable active properties in Royal Heights, which is a strong competitive signal. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V3V 2V7

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3V 2V7, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.5 µg/m³ — meets WHO 2021 guideline. Nearest station: North Delta, Delta (~3.1 km). Annual avg AQHI 2.1 — Low Risk.

Heat Moderate

Surrey currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~8 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30 °C baseline, ~32.5 °C projected. Tropical nights (>18 °C): ~0 baseline, ~3 projected.

Precipitation Increasing

Annual precipitation ~1516 mm (1981–2010 baseline), projected ~1574 mm by the 2050s. Extreme 1-day rainfall: ~51.5 mm baseline, ~57.1 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Schools NearBy

25 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Royal Heights Elementary School	Public	Grades Served K-7	Catchment Info In Catchment	3.5 / 10	Distance 829 m
Bridgeview Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 835 m
Cedar Hills Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 1.23 KM
Prince Charles Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 1.24 KM
L A Matheson Secondary School	Public	Grades Served 8-12	Catchment Info In Catchment	5.0 / 10	Distance 1.38 KM
Kirkbride Elementary School	Public	Grades Served K-7	Catchment Info —	2.9 / 10	Distance 1.86 KM
Delview Secondary School	Public	Grades Served 8-12	Catchment Info —	6.1 / 10	Distance 1.97 KM
Senator Reid Elementary School	Public	Grades Served K-7	Catchment Info —	4.5 / 10	Distance 2.07 KM
Gibson Elementary School	Public	Grades Served K-7	Catchment Info —	4.3 / 10	Distance 2.17 KM
Purpose Independent Secondary School	Independent	Grades Served 8-12	Catchment Info —	4.0 / 10	Distance 2.17 KM
Immaculate Conception School	Independent	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.37 KM
Immaculate Conception	Independent	Grades Served —	Catchment Info —	7.3 / 10	Distance 2.40 KM
POWER Alternate Secondary School	Public	Grades Served 10-12	Catchment Info —	4.8 / 10	Distance 2.43 KM
Compass Christian New West	Independent	Grades Served —	Catchment Info —	6.4 / 10	Distance 2.51 KM
Al-Hidayah School	Independent	Grades Served —	Catchment Info —	4.0 / 10	Distance 2.61 KM
Royal City Alternate Program	Public	Grades Served 8-11	Catchment Info —	N/A	Distance 2.63 KM
Fraser River Middle	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.63 KM
David Brankin Elementary School	Public	Grades Served K-7	Catchment Info —	4.4 / 10	Distance 2.72 KM
Old Yale Road Elementary School	Public	Grades Served K-7	Catchment Info —	4.2 / 10	Distance 2.74 KM
Devon Gardens Elementary School	Public	Grades Served K-7	Catchment Info —	5.7 / 10	Distance 2.76 KM
Kwantlen Park Secondary School	Public	Grades Served 8-12	Catchment Info —	5.7 / 10	Distance 2.76 KM
K B Woodward Elementary School	Public	Grades Served K-7	Catchment Info —	3.7 / 10	Distance 2.79 KM
Betty Huff Elementary School	Public	Grades Served K-7	Catchment Info —	3.4 / 10	Distance 2.86 KM
Hellings Elementary School	Public	Grades Served K-7	Catchment Info —	5.2 / 10	Distance 2.86 KM
John Knox Christian - Secondary Campus	Independent	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.90 KM

Pre-computed routes from 26 11860 River Rd, Surrey, BC

26 11860 River Rd, Surrey, BC New Westminster 2.2 km

58 min

Downtown Vancouver Waterfront Station

By transit (Skytrain)

Downtown Vancouver via New Westminster → Waterfront
58 min
Metrotown, Burnaby via New Westminster → Metrotown
40 min
SFU Burnaby via New Westminster → Production Way
38 min
Richmond Centre via New Westminster → Brighouse
83 min
YVR Airport via New Westminster → YVR-Airport
84 min

By car (off-peak)

Downtown Vancouver via HWY 1 / Grandview
23 min
Metrotown, Burnaby via Lougheed Hwy
11 min
SFU Burnaby via Gaglardi Way
9 min
Richmond Centre via No. 3 Rd
21 min
YVR Airport via Bridgeport / Sea Island
25 min

Calculate your commute

26 11860 River Rd, Surrey, BC is ideally located for commuters. The property is 2.2 km from New Westminster, with a 58 min SkyTrain ride to Downtown Vancouver (Waterfront Station). The closest bus stop is Eastbound Grace Rd @ 117 St (0.3 km). Walk Score Transit rating: Good Transit (55/100).

Walkability & Transit Near 26 11860 River Road

Somewhat Walkable 56

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Good Transit 55

Transit Score - Good Transit

Many nearby public transportation options

Somewhat Bikeable 42

Bike Score - Somewhat Bikeable

Minimal bike infrastructure

BC Assessment Value — 26 11860 River Road

2026 assessed value, sourced from City of Surrey open data (PID 025-840-738).

Total Assessed Value (2026)

$949,000

2026 Value Trend

Land

$679,000

Buildings

$270,000

Year Built

N/A

Class

N/A

Zoning

RM15

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$679,000	$270,000	$949,000	—

Costs & calculators

Monthly cost about $4,250/month · rent estimate $3,148/month · owning catches up with renting by year 9 · cash flow if rented −$1,312/month

Mortgage Cash flow Rent estimate Rent vs own

Mortgage Calculator for 26 11860 River Road

$4,250 /month

Principal & Interest $3,421

Property Taxes $346

Maintenance fee $483

The estimated monthly cost of 26 11860 River Road, Surrey is $4,250: $3,421 principal and interest with 20% down over 30 years at 4.45%, plus $346 property tax and $483 strata fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Investment Cashflow Calculator

−$1,312 /month

Mortgage Payment $3,421

Monthly Cash Flow −$1,312

Break Even Down Payment 51%

Cap Rate -1.9%

Cash on Cash -9.3%

If 26 11860 River Road, Surrey were rented at $3,148 a month with 5% vacancy, it would fall $1,312 a month short of the mortgage and carrying costs; about 51% down would break even.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 26 11860 River Road, Surrey

$3,148 / month

Rent $3,148

Own $4,250

Principal: $1,100/mo Interest, tax, insurance, fees: $3,150/mo

Example shown is the principal portion at year 5 of the mortgage. It grows over the loan: ~$921/mo (year 1) → ~$2,142/mo (year 20) → ~$3,195/mo (year 29).

Net cost to own at year 5 ~$3,150/mo About $2/mo more than renting

EstateBlock estimates 26 11860 River Road, Surrey would rent for about $3,148 a month.

Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.

Rent vs own: 26 11860 River Road

Rent vs own

Owning catches up by year 9

With 20% down ($169,800) at 4.45%: renting is cheaper at first, but principal paydown closes the gap

Principal paid off by year 5 $60,526

Principal paid off by year 10 $136,103

Assumes 20% down payment, 4.45% fixed rate, 30-year amortization. Rent line = full rent (money gone). Own line = interest + property tax + fees, excluding principal (money you keep as equity). No appreciation, investment returns or transaction costs included.

Renting 26 11860 River Road, Surrey is cheaper at first, but owning catches up by year 9, with $60,526 of principal paid off by year 5 and $136,103 by year 10.